Where Is Housing Inventory Actually Rising in Austin?

Not long ago, buyers in Austin were frustrated by the lack of options. Fast forward to 2025, and the story has shifted: more homes are hitting the market, and inventory is climbing in key neighborhoods and suburbs. This matters because more supply changes the balance of power — creating new opportunities for buyers and new challenges for sellers.

Austin’s Market Snapshot

• Active listings across the Austin metro reached 17,341 in August 2025, up about 7.5% year over year

• Inside the City of Austin, listings rose even faster, up 15% year over year

• Months of Inventory — the time it would take to sell all homes if no new ones came on — has climbed to 6.3 months metro-wide and 6.7 months within the city

This shift means the market is moving toward balance, and in some pockets, it’s tipping into buyer-friendly territory.

Suburbs & ZIPs With Rising Supply

• Liberty Hill: Inventory rose sharply, with months of inventory now over 6.5 months, giving buyers more choices on the northwest edge of the metro

• Leander: Supply has nearly doubled year over year, reaching about 5.7 months

• City of Austin overall: Even the urban core is seeing more homes sit longer, with inventory rising from about 4.3 to 6.3 months

• ZIP 78736 (Southwest Austin): Inventory nearly doubled, from 4.1 to almost 7 months

• ZIP 78751 (North Central / Hyde Park area): One of the most dramatic swings — from 5.6 to 10 months of inventory

• ZIP 78739 (Circle C / Southwest Austin): Still tighter than others, but supply is up almost double year over year

Why Inventory Is Growing

• More listings: Homeowners who waited through higher rate years are finally selling

• New construction: Builders are adding supply in Liberty Hill, Leander, and other growth corridors

• Slower absorption: Homes are staying on the market longer as buyers take their time and shop around

What It Means for Buyers

• More negotiating power, especially in ZIPs where inventory has doubled

• Better chance of finding the “right fit” instead of settling

• More price flexibility — sellers know buyers have options now

What It Means for Sellers

• Pricing competitively matters more than ever — overpricing risks sitting on the market

• Staging and presentation are key when buyers can compare multiple homes

• Patience may be required, since days on market are trending upward

For Realtors

• The Austin market is no longer “one story fits all.” ZIP-level data is critical for guiding clients

• Sellers need to understand why pricing strategy is different in 78736 than in 78739

• Buyers can be shown where they have the most leverage — and why acting now may secure them a deal before conditions shift again

Bottom Line

Austin’s market is changing. Inventory is rising, choices are opening up, and the balance between buyers and sellers is shifting. In this environment, knowledge at the neighborhood level is the advantage. Whether you’re buying or selling, the key is understanding where inventory is loosening — and adjusting strategy to meet the moment.